Got a lis pendens or foreclosure notice in Miami-Dade County? You still have time to sell.
A local Florida buyer for houses with a lis pendens in Miami-Dade County. Two minutes to request an offer, and you choose the closing date.
- Written cash offer within 24 hours
- No obligation to accept
- You pick the closing date
Can I sell a house with a lis pendens in Miami-Dade County?
A lis pendens is the public notice a lender records when it files a foreclosure lawsuit. It does not mean you've lost the house. You can still sell, but the lis pendens has to be released at closing, so the sale must pay off the lender in full or be approved by them.
We handle Miami-Dade County closings through a Florida title company, which coordinates payoffs with the Miami-Dade County Clerk of Court records.
How pre-foreclosure works in Miami-Dade County
Here's how a pre-foreclosure case usually moves in Miami-Dade County. Knowing where you are on this timeline tells you how much room you have to sell.
Breach letter
Most mortgages require the lender to send a notice of default (breach letter) giving you time — usually 30 days — to cure before it accelerates the loan.
Lis pendens recorded
When the lender files suit in the Miami-Dade County Circuit Court (11th Judicial Circuit), it records a lis pendens in the Miami-Dade County public records (s. 48.23, Fla. Stat.). Title searches will now show it.
Summons served
You have 20 days from service to file a response. Missing it can lead to a default judgment.
Case moves forward
The case heads toward summary or final judgment. This is the best window to sell on your terms.
Release at closing
When the sale pays off the loan, the lender dismisses the case and the lis pendens is released, clearing title.
What's different about Miami-Dade County
Miami-Dade has the state's largest condo inventory, and post-Surfside milestone inspections and reserve rules have raised assessments for many owners.
We buy houses with a lis pendens throughout Miami-Dade County, including Hialeah and Miami, and in unincorporated areas.
| County | Miami-Dade County, South Florida |
|---|---|
| County seat | Miami |
| Court for pre-foreclosure cases | Miami-Dade County Circuit Court (11th Judicial Circuit) |
| Official records & court sales | Miami-Dade County Clerk of Court |
| Property taxes | Miami-Dade County Tax Collector |
| Where we buy | Hialeah, Miami |
Options for Miami-Dade County homeowners
A cash sale isn't the only path. Miami-Dade County homeowners in this spot usually weigh respond to the lawsuit, ask for loss mitigation, refinance or reinstate, sell with an agent and sell for cash. We'll tell you honestly if another option fits better.
Compare every option in the Florida guide →- A lis pendens showed up in the public records
- You were served with a foreclosure summons
- Calls and letters from investors started arriving
- You don't know how much time is left
Three steps. Your schedule.
Selling to us takes three steps, and you control the timing of every one.
Tell us about the house
Share the address and a few details online or by phone. It takes about two minutes and costs nothing.
Get a written cash offer
We review the property and recent nearby sales and send a no-obligation cash offer, usually within 24 hours.
Pick your closing date
Close in as little as 7 days through a Florida title company, or pick a later date. We cover normal closing costs.
What Miami-Dade County homeowners ask about pre-foreclosure
What is a lis pendens in Florida?
It is a recorded notice that a lawsuit affecting the property is pending. In foreclosure, the lender records it when it files the complaint so anyone buying the house is on notice.
Is a notice of default the same as a lis pendens?
No. A notice of default (or breach letter) comes from the lender before a lawsuit. A lis pendens is recorded once the lawsuit has been filed.
Where is a lis pendens recorded in Miami-Dade County?
In the Miami-Dade County official records, kept by the Miami-Dade County Clerk of Court. You can search the records by owner name to see whether one has been filed.
Do you buy houses in every part of Miami-Dade County?
Yes — including Hialeah and Miami, the county seat of Miami, and unincorporated areas.
Which court handles pre-foreclosure cases in Miami-Dade County?
The Miami-Dade County Circuit Court (11th Judicial Circuit). The Miami-Dade County Clerk of Court keeps the official records and runs court-ordered sales.
How fast can you close in Miami-Dade County?
As little as 7 days after you accept, using a Florida title company. If you need more time, we'll set the date that works for you.
Related help
Other situations in Miami-Dade County
Pre-Foreclosure & Lis Pendens help nearby
Get your no-obligation cash offer on your Miami-Dade County property.
Two minutes to submit, a written offer within 24 hours, and the closing date you choose. Nothing to fix, nothing to list.